The Best Neighborhoods & Towns to Buy a Home in Rockland, Orange, and Westchester Counties
If you’re looking for the best suburbs near NYC, Rockland County, Orange County, and Westchester County offer some of the most desirable places to live in New York.
With excellent schools, diverse communities, and commuting options that make New York City accessible, these three counties consistently attract buyers who want more space, more value, and a higher quality of life.
Whether you’re a first-time buyer, a growing family, or someone relocating from the city, here’s a neighborhood-by-neighborhood guide to help you find the perfect place to call home.
Westchester County: Best Towns for Families & NYC Commuters
Westchester is one of the most sought-after suburban markets thanks to highly rated school districts, walkable downtowns, and quick access to Manhattan via Metro-North.
1. Scarsdale
Why buyers love it:
Scarsdale is known for its award-winning schools, stately homes, and charming village center.
- Affordability: High-end, luxury price range
- Schools: Top-ranked Scarsdale Union Free School District
- Commute: 30–35 minutes to Grand Central (Metro-North)
- Lifestyle: Upscale, quiet, tree-lined neighborhoods
Ideal for buyers seeking prestige, strong community values, and academic excellence.
2. White Plains
Why buyers love it:
A dynamic city-suburb hybrid, White Plains offers condos, co-ops, and single-family homes at various price points.
- Affordability: Wide range, more affordable than Scarsdale or Rye
- Schools: White Plains School District
- Commute: 35 minutes to NYC
- Amenities: Shopping, restaurants, family-friendly parks, nightlife
Perfect for buyers wanting walkability and convenience.
3. Yonkers
Why buyers love it:
Yonkers offers affordability and convenience, with revitalized neighborhoods and waterfront living.
- Affordability: One of Westchester’s most affordable markets
- Schools: Yonkers Public Schools
- Commute: 25 minutes to Manhattan (shortest in the county)
- Lifestyle: Diverse neighborhoods, parks, Hudson River views
A favorite for first-time buyers leaving NYC.
Rockland County: Affordable Homes & Scenic Hudson Valley Living
Rockland offers a quieter, more spacious lifestyle while still keeping NYC within reach. Buyers appreciate its lower property taxes (compared to Westchester), beautiful parks, and strong sense of community.
1. Nyack
Why buyers love it:
A vibrant riverfront town with arts, culture, and walkability.
- Affordability: Moderate price range
- Schools: Nyack Union Free School District
- Commute: 35–50 minutes to NYC (via TZ Bridge/buses)
- Lifestyle: Restaurants, boutiques, waterfront paths, nightlife
Perfect for buyers seeking charm and creativity.
2. Pearl River
Why buyers love it:
One of Rockland’s most family-friendly towns with great schools and a small-town feel.
- Affordability: Great value compared to NYC suburbs
- Schools: Highly rated Pearl River School District
- Commute: Direct train to NYC (NJ Transit)
- Lifestyle: Safe, quiet, community events, strong neighborhood pride
Popular among NYC commuters and young families.
3. New City
Why buyers love it:
The county seat of Rockland offers spacious homes, good schools, and quiet, well-kept neighborhoods.
- Affordability: Mid-range
- Schools: Clarkstown Central School District (top-rated)
- Commute: 45–60 minutes to Manhattan
- Lifestyle: Parks, shopping centers, suburban feel
One of the most sought-after areas for families needing more space.
Orange County: Growing Fast, Affordable, and Full of Opportunity
Orange County has grown rapidly thanks to its affordability, lower taxes, and strong suburban/rural mix. Many NYC buyers relocate here for more land and newer construction.
1. Middletown
Why buyers love it:
One of the fastest-growing towns, offering affordability and convenience.
- Affordability: One of the most budget-friendly markets
- Schools: Middletown City School District
- Commute: 1 hour 15 minutes to NYC (via NJ Transit/buses)
- Lifestyle: Shopping, newer homes, restaurants, parks
Great for first-time buyers and investors.
2. Monroe
Why buyers love it:
Known for its beautiful lakes, trails, and family-friendly neighborhoods.
- Affordability: Moderately priced homes
- Schools: Monroe-Woodbury School District (highly rated)
- Commute: 1 hour to NYC (express bus options)
- Lifestyle: Outdoor recreation, newer developments, suburban feel
Ideal for families wanting space and great schools.
3. Warwick
Why buyers love it:
A scenic, historic town with a charming village center and rural beauty.
- Affordability: Moderate
- Schools: Warwick Valley Central School District
- Commute: 1 hour 15 minutes to NYC (bus options)
- Lifestyle: Wineries, apple orchards, hiking trails, festivals
One of Orange County’s most picturesque and desirable towns.
Final Thoughts
Rockland, Orange, and Westchester Counties offer some of the best suburbs near NYC for buyers looking for more space, better schools, and an improved quality of life. Whether you’re searching for affordability, strong school districts, easy commuting options, or family-friendly amenities, each county offers communities that meet a wide range of needs. From the luxury estates of Westchester to the riverfront charm of Nyack and the affordability of Orange County, buyers are finding incredible opportunities just outside New York City.
